L79 Bethel Trailer Ct · Bethel, AK 99559

$80,000

4 bd · 1.0 ba · 800 sqft · SingleFamily · 134 Days on market

Built 1982 Poor condition

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.7/10.0

Listing remarks MLS

4 bdrm, 1 bath, located in Bethel Trailer Court. There is a monthly fee, $950, for the lot it sits on; this covers piped water/sewer and road maintenance. There is deferred maintenance needed on the trailer.

Key facts

• Built 1982
• Listed 133 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#143 in AK) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A; Watch: health & safety C-, schools F, crime F.
• Lower Kuskokwim School District (rural): math 6% / reading 7% proficiency, ranked #18 of 21 in AK (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 152 units permitted in Bethel Census Area in 2024 (131 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Bethel County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.48%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.00×
• Total profit: $44,712
• Equity at exit: $35,971

10-year hold

• IRR: 35.5%
• Equity multiple: 5.91×
• Total profit: $110,085
• Equity at exit: $55,436

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 80 Strongly Landlord-Friendly
• State Alaska: 80 Strongly Landlord-Friendly · R+8
• County: — inherits STATE
• City: — inherits STATE

30-day notice; security deposits capped; courts moderate-paced.

Methodology + full state rankings →

ZIP-level market 99559

• Active inventory: 21
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $550

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 56%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $80,000 Active 134 DOM
2. 2026-06-18
   days on market $80,000 Active 133 DOM
3. 2026-06-17
   days on market $80,000 Active 132 DOM
4. 2026-06-16
   days on market $80,000 Active 131 DOM
5. 2026-06-15
   days on market $80,000 Active 130 DOM
6. 2026-06-14
   days on market $80,000 Active 128 DOM
7. 2026-06-12
   days on market $80,000 Active 127 DOM
8. 2026-06-09
   days on market $80,000 Active 124 DOM
9. 2026-06-08
   days on market $80,000 Active 123 DOM
10. 2026-06-07
    days on market $80,000 Active 122 DOM
11. 2026-06-07
    days on market $80,000 Active 121 DOM
12. 2026-06-04
    days on market $80,000 Active 118 DOM
13. 2026-06-02
    days on market $80,000 Active 117 DOM
14. 2026-06-01
    days on market $80,000 Active 116 DOM
15. 2026-05-31
    days on market $80,000 Active 115 DOM
16. 2026-05-31
    days on market $80,000 Active 114 DOM
17. 2026-02-05
    listed $80,000 Active 208-char remark

    Show marketing remark (208 chars)

    4 bdrm, 1 bath, located in Bethel Trailer Court. There is a monthly fee, $950, for the lot it sits on; this covers piped water/sewer and road maintenance. There is deferred maintenance needed on the trailer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,758
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$2,327
• Taxable income: $5,668
• Est. tax owed @ 24.0%: −$1,360
• After-tax cash flow: $5,244/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and maintenance, including a new roof and siding, to become move-in ready and increase its value.

Repairs flagged

• Major roof — Significant rust and wear
• Major siding — Severe rust and peeling
• Major foundation — No visible foundation issues, but general disrepair suggests potential structural concerns

Value-add opportunities

• Both roof replacement — Critical to prevent water damage and improve overall appearance
• Both siding repair/replacement — Improves curb appeal and structural integrity
• Both foundation inspection and repair — Ensures structural stability and prevents future issues

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant rust and wear	Major	$15,000–50,000
siding · Severe rust and peeling	Major	$15,000–50,000
foundation · No visible foundation issues, but general disrepair suggests potential structural concerns	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both roof replacement — Critical to prevent water damage and improve overall appearance ↑
• Both siding repair/replacement — Improves curb appeal and structural integrity ↑
• Both foundation inspection and repair — Ensures structural stability and prevents future issues ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lower Kuskokwim School District
• NCES district ID: 0200001
• Math proficiency: 6% ▼ -3.00%
• Reading proficiency: 7% ▲ 1.00%
• Median HH income: $53,862
• Composite: 7.09/100
• National rank: #9966
• State rank: #18 of 21 in AK

Livability — Bethel

• Score: 55/100
• State rank: #143
• US rank: #23405

Category grades

Amenities F Commute F Cost of living F Crime F Employment A Housing A+ Health & safety C- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel, AK
• City population: 7,272
• Population (ZIP): 7,272

Population outlook (Bethel County) Hauer SSP2

• Today (2025): 18,782 people
• By 2030: 19,192 · +2.2%
• By 2040: 20,045 · +6.7%
• By 2050: 20,423 · +8.7%
• By 2075: 20,197 · +7.5%
• By 2100: 16,947 · -9.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.98)
• Race & ethnicity: Native American 73% White 15% Two or more races 6% Hispanic / Latino 3% Asian 3% Black 2%
• Common ancestry: Portuguese 4% Lithuanian 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 52% English-only · Korean 3% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Bethel

• 2016 margin: R (+15.2) · D 37.7% · R 52.9% · Other 9.4%
• All cycles: 2016: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-05 Listed $80,000 AKMLS